HOME FINANCING · UT

Home Financing Guide for Weber County, Utah

This guide helps solo contractors, small real-estate investors, and first-time buyers in Weber County, Utah understand their home financing options. It highlights local credit unions, ITIN-friendly lenders, Utah Housing Corporation programs, and community development resources that actually serve the Ogden area. Whether you have a traditional credit history or not, there are real pathways here. Take your time, compare options, and never feel pressured to sign anything quickly.

§ 01 — What it is

What Is Home Financing?

Home financing means borrowing money to purchase, refinance, or improve a home — and then repaying that loan over time, usually with interest. The most common type is a mortgage, where the home itself serves as collateral for the loan. There are several kinds of mortgages available in Weber County: • **Conventional loans** — Offered by banks and credit unions, typically requiring a credit score of 620 or higher and a down payment of 3–20%. • **FHA loans** — Backed by the Federal Housing Administration, these allow lower credit scores (as low as 580) and down payments as low as 3.5%. A strong option for first-time buyers. • **VA loans** — For eligible veterans and active-duty military, with no down payment required. Weber County has a significant military community near Hill Air Force Base, so many residents qualify. • **USDA loans** — For homes in eligible rural or semi-rural areas. Some parts of Weber County's outskirts may qualify. • **ITIN loans** — For buyers who do not have a Social Security Number but do have an Individual Taxpayer Identification Number (ITIN). Several local lenders in the Ogden area offer these. Understanding which loan type fits your situation is the first step. A local housing counselor or CDFI can help you figure that out for free — before you ever talk to a lender.

§ 02 — Who qualifies

Who Qualifies? Local Context for Weber County

Weber County is home to a diverse workforce — construction trades, healthcare workers at McKay-Dee Hospital, employees of Hill Air Force Base, manufacturing workers, and a growing number of self-employed solo contractors and small business owners, many of whom are Latino. **Common qualifying factors lenders look at:** - Income stability (W-2 wages, self-employment income with 2 years of tax returns, or a mix) - Debt-to-income ratio (ideally below 43%) - Credit history (but alternatives exist — see ITIN loans below) - Down payment funds (can come from savings, gifts, or down payment assistance programs) **For self-employed contractors and gig workers in Weber County:** Many local lenders accept bank statement loans or require 2 years of filed tax returns (Schedule C). If you write off a lot of expenses, your taxable income may look lower than your actual earnings — talk to a HUD-approved housing counselor before applying. **For ITIN holders:** You do not need a Social Security Number to buy a home in Utah. Several lenders serving Ogden and the broader Weber County area specifically offer ITIN mortgage products. Requirements typically include 2 years of ITIN tax returns, a larger down payment (10–20%), and proof of stable income. **For military families near Hill Air Force Base:** VA loan eligibility is a major advantage. Zero down payment and no private mortgage insurance (PMI) make this one of the strongest loan products available. Local lenders and credit unions familiar with VA loans can walk you through the Certificate of Eligibility process.

§ 03 — What you need

Documents You Will Typically Need

Getting your documents organized before you apply saves time and reduces stress. Here is what most lenders in Weber County will ask for: **For all applicants:** - Government-issued photo ID (driver's license, passport, or consular ID / matrícula consular) - Two most recent months of bank statements - Two most recent pay stubs (if employed) - Two years of federal tax returns (W-2s or 1099s) - Proof of any other income (rental income, child support, Social Security, etc.) - Landlord contact information or 12 months of rental payment history (if renting currently) **For self-employed applicants or contractors:** - Two years of business tax returns (if applicable) - Year-to-date profit and loss statement - Business bank statements (last 12–24 months) - Any business licenses or contractor registration documents **For ITIN applicants:** - ITIN number and two years of tax returns filed with that ITIN - Individual Taxpayer Identification Number (ITIN) card or IRS letter - Larger down payment documentation (source of funds) **For VA loan applicants:** - DD-214 (discharge paperwork) or current orders - Certificate of Eligibility (your lender can often pull this for you) Keep copies of everything. Never hand over originals. A good lender will never ask you to alter or misrepresent any document.

§ 04 — Where to start in Weber County

Local Lenders, CDFIs, Credit Unions, and Resources That Serve Weber County

These are organizations with a presence in or direct service to Weber County. Origen Capital is a directory — we do not lend money. Always compare at least two or three options before deciding. **Community Development Financial Institutions (CDFIs) & Nonprofit Housing:** - **NeighborWorks Salt Lake / Ogden area partners** — NeighborWorks-affiliated organizations offer homebuyer education, pre-purchase counseling, and sometimes down payment assistance. HUD-approved counseling is free. - **Utah Community Action** — Provides housing counseling and connects low-to-moderate income families in Weber County to homebuyer assistance programs. - **Olene Walker Housing Loan Fund (State of Utah)** — A state-run revolving loan fund that supports affordable homeownership; works through local nonprofit intermediaries. **Credit Unions (ITIN-friendly or locally rooted):** - **America First Credit Union** — One of the largest credit unions in Utah with branches in Ogden and Weber County. Offers FHA, VA, and conventional mortgage products. - **Mountain America Credit Union** — Has a strong Weber County presence with mortgage products including first-time buyer programs. - **Box Elder Credit Union** — Serves northern Utah including parts of Weber County; community-oriented with personalized service. - **Utah Power Credit Union** — Serves members in northern Utah; worth checking for competitive mortgage rates. **ITIN-Friendly Lenders:** - **Altabank (formerly People's Utah Bancorp)** — A Utah community bank that has offered ITIN lending products; verify current availability with a branch in Ogden. - **Primerica / smaller community mortgage brokers in Ogden** — Some independent mortgage brokers in Ogden actively work with ITIN borrowers; a HUD-approved counselor can refer you to vetted options. - **Coopera-partnered credit unions** — Some Utah credit unions have partnered with Coopera, a consulting firm, to build ITIN lending programs. Ask your local credit union directly. **SBA District Office (for investor or mixed-use property questions):** - **SBA Utah District Office** — Located in Salt Lake City, covers Weber County. If you are a small real-estate investor looking at mixed-use or commercial property, SBA 504 or 7(a) loans may be relevant. Contact: 125 S. State Street, Salt Lake City, UT 84138 | (801) 524-3209. **Utah Housing Corporation (UHC):** - The state's primary affordable homeownership agency. Offers down payment assistance (the UHC Down Payment Assistance loan), below-market interest rates for qualifying buyers, and works through approved local lenders. Many Weber County credit unions and banks are UHC-approved lenders. Visit utahhousingcorp.org for the lender list. **HUD-Approved Housing Counseling:** - Always start with a free HUD-approved counselor if you are unsure where to begin. Search at hud.gov/find-a-housing-counselor or call (800) 569-4287. Counselors serving Weber County can help in English and Spanish.

§ 05 — What to avoid

Utah-Specific Regulatory Notes

Utah has its own set of consumer protection rules and homeownership programs that affect Weber County buyers. Here are the most relevant: **Utah Division of Real Estate:** All mortgage lenders and brokers operating in Utah must be licensed through the Utah Division of Real Estate (part of the Utah Department of Commerce). You can verify any lender's license at realestate.utah.gov. Do this before working with any lender you are unsure about. **Utah Housing Corporation (UHC) Programs:** - **FirstHome Loan** — For first-time buyers (or those who haven't owned in 3 years) with income and purchase price limits. Weber County has specific income limits — check the UHC website for current figures. - **HomeAgain Loan** — For repeat buyers; slightly different income and price limits. - **Score Loan** — Designed for buyers with lower credit scores who need flexibility. - **UHC Down Payment Assistance** — A second mortgage covering down payment and closing costs, repayable when you sell or refinance. Not a grant — it must be repaid, but it carries a low interest rate. **Utah Property Tax Relief:** Utah offers a Circuit Breaker Property Tax Relief Program for low-income homeowners and seniors. Weber County residents should check with the Weber County Assessor's Office for details after purchase. **Foreclosure Protections:** Utah is a non-judicial foreclosure state, meaning lenders can foreclose without going through the courts if you miss payments. This makes it especially important to understand your loan terms before signing. If you ever fall behind, contact a HUD-approved counselor immediately — there are forbearance and loss mitigation options available before foreclosure begins. **Earnest Money:** In Utah real estate transactions, earnest money is common. Make sure any earnest money check is written to a licensed title company or real estate brokerage trust account — never directly to a seller or an individual agent.

§ 06 — Ask a question

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